St. Louis City Ordinances have been converted to electronic format by the staff of the
St. Louis Public Library. There may be maps or illustrations (graphics) that are not
available in this format. This electronic version has been done for the interest and
convenience of the user. These are unofficial versions and should be used as unofficial
copies.

Official printed copies of St. Louis City Ordinances may be obtained from the
Register's Office at the St. Louis City Hall.

An ordinance approving a Redevelopment Plan for the 2131 California Ave.
("Area") after finding that the Area is blighted as defined in Section
99.320 of the Revised Statutes of Missouri, 2000, as amended, (the
"Statute" being Sections 99.300 to 99.715 inclusive), containing a
description of the boundaries of said Area in the City of St. Louis
("City"), attached hereto and incorporated herein as Exhibit
"A", finding that redevelopment and rehabilitation of the Area is in
the interest of the public health, safety, morals and general welfare of the
people of the City; approving the Plan dated October 23, 2012 for the Area
("Plan"), incorporated herein by attached Exhibit "B",
pursuant to Section 99.430; finding that there is a feasible financial plan for
the development of the Area which affords maximum opportunity for development of
the Area by private enterprise; finding that no property in the Area may be
acquired by the Land Clearance for Redevelopment Authority of the City of St.
Louis ("LCRA") through the exercise of eminent domain; finding that
the property within the Area is unoccupied, but if it should become occupied the
Redeveloper shall be responsible for relocating any eligible occupants displaced
as a result of implementation of the Plan; finding that financial aid may be
necessary to enable the Area to be redeveloped in accordance with the Plan;
finding that there shall be available ten (10) year real estate tax abatement;
and pledging cooperation of the Board of Aldermen and requesting various
officials, departments, boards and agencies of the City to cooperate and to
exercise their respective powers in a manner consistent with the Plan.

WHEREAS, by reason of predominance of defective or inadequate street layout,
unsanitary or unsafe conditions, deterioration of site improvements, improper
subdivision or obsolete platting, there exist conditions which endanger life or
property by fire or other causes and constitute an economic or social liability
or a menace to the public health, safety, morals or welfare in the present
condition and use of the Area, said Area being more fully described in Exhibit
"A"; and

WHEREAS, such conditions are beyond remedy and control solely by regulatory
process in the exercise of the police power and cannot be dealt with effectively
by ordinary private enterprise without the aids provided in the Statute; and

WHEREAS, there is a need for the LCRA, a public body corporate and politic
created under Missouri law, to undertake the development of the above described
Area as a land clearance project under said Statute, pursuant to plans by or
presented to the LCRA under Section 99.430.1 (4); and

WHEREAS, the LCRA has recommended such a plan to the Planning Commission of the
City of St. Louis ("Planning Commission") and to this St. Louis Board
of Aldermen ("Board"), titled "Blighting Study and Plan for the
2131 California Ave.," dated October 23, 2012 consisting of a Title Page, a
Table of Contents Page, and Sixteen (16) numbered pages, attached hereto and
incorporated herein as Exhibit "B" ("Plan"); and

WHEREAS, under the provisions of the Statute, and of the federal financial
assistance statutes, it is required that this Board take such actions as may be
required to approve the Plan; and

WHEREAS, it is desirable and in the public interest that a public body, the LCRA,
undertake and administer the Plan in the Area; and

WHEREAS, the LCRA and the Planning Commission have made and presented to this
Board the studies and statements required to be made and submitted by Section
99.430 and this Board has been fully apprised by the LCRA and the Planning
Commission of the facts and is fully aware of the conditions in the Area; and

WHEREAS, the Plan has been presented and recommended by LCRA and the Planning
Commission to this Board for review and approval; and

WHEREAS, a general plan has been prepared and is recognized and used as a guide
for the general development of the City and the Planning Commission has advised
this Board that the Plan conforms to said general plan; and

WHEREAS, this Board has duly considered the reports, recommendations and
certifications of the LCRA and the Planning Commission; and

WHEREAS, the Plan does prescribe land use and street and traffic patterns which
may require, among other things, the vacation of public rights-of-way, the
establishment of new street and sidewalk patterns or other public actions; and

WHEREAS, this Board is cognizant of the conditions which are imposed on the
undertaking and carrying out of a redevelopment project, including those
relating to prohibitions against discrimination because of race, color, creed,
national origin, sex, marital status, age, sexual orientation or physical
handicap; and

WHEREAS, in accordance with the requirements of Section 99.430 of the Statute,
this Board advertised that a public hearing would be held by this Board on the
Plan, and said hearing was held at the time and place designated in said
advertising and all those who were interested in being heard were given a
reasonable opportunity to express their views; and

WHEREAS, it is necessary that this Board take appropriate official action
respecting the approval of the Plan.

NOW, THEREFORE, BE IT ORDAINED BY THE CITY OF ST. LOUIS AS FOLLOWS:

SECTION ONE. There exists within the City of St. Louis ("City") a
blighted area, as defined by Section 99.320 of the Revised Statutes of Missouri,
2000, as amended, (the "Statute" being Sections 99.300 to 99.715
inclusive, as amended) described in Exhibit "A", attached hereto and
incorporated herein, known as the 2131 California Ave. Area.

SECTION TWO. The redevelopment of the above described Area, as provided by the
Statute, is necessary and in the public interest, and is in the interest of the
public health, safety, morals and general welfare of the people of the City.

SECTION THREE. The Area qualifies as a redevelopment area in need of
redevelopment under the provision of the Statute, and the Area is blighted as
defined
in Section 99.320 of the Statute.

SECTION FOUR. The Blighting Study and Plan for the Area, dated October 23, 2012,
("Plan") having been duly reviewed and considered, is hereby approved
and incorporated herein by reference, and the President or Clerk of this St.
Louis Board of Aldermen ("Board") is hereby directed to file a copy of
said Plan with the Minutes of this meeting.

SECTION FIVE. The Plan for the Area is feasible and conforms to the general plan
for the City.

SECTION SIX. The financial aid provided and to be provided for financial
assistance pertaining to the Area is necessary to enable the redevelopment
activities to be undertaken in accordance with the Plan for the Area, and the
proposed financing plan for the Area is feasible.

SECTION SEVEN. The Plan for the Area will afford maximum opportunity, consistent
with the sound needs of the City as a whole, for the redevelopment of the Area
by private enterprise, and private developments to be sought pursuant to the
requirements of the Statute.

SECTION EIGHT. The Plan for the Area provides that the Land Clearance for
Redevelopment Authority of the City of St. Louis ("LCRA") may not
acquire any property in the Area by the exercise of eminent domain.

SECTION NINE. The property within the Area is currently unoccupied. If it should
become occupied, all eligible occupants displaced by the Redeveloper
("Redeveloper" being defined in Section Twelve, below) shall be given
relocation assistance by the Redeveloper at its expense, in accordance with all
applicable federal, state and local laws, ordinances, regulations and policies.

SECTION TEN. The Plan for the Area gives due consideration to the provision of
adequate public facilities.

SECTION ELEVEN. In order to implement and facilitate the effectuation of the
Plan hereby approved it is found and determined that certain official actions
must be taken by this Board and accordingly this Board hereby:

(a) Pledges its cooperation in helping to carry out the Plan;

(b) Requests the various officials, departments, boards and agencies of the
City, which have administrative responsibilities, likewise to cooperate to such
end and to execute their respective functions and powers in a manner consistent
with the Plan; and

(c) Stands ready to consider and take appropriate action upon proposals and
measures designed to effectuate the Plan.

SECTION TWELVE. All parties participating as owners or purchasers of property in
the Area for redevelopment ("Redeveloper") shall agree for themselves
and their heirs, successors and assigns that they shall not discriminate on the
basis of race, color, creed, national origin, sex, marital status, age, sexual
orientation or physical handicap in the sale, lease, or rental of any property
or improvements erected or to be erected in the Area or any part thereof and
those covenants shall run with the land, shall remain in effect without
limitation of time, shall be made part of every contract for sale, lease, or
rental of property to which Redeveloper is a party, and shall be enforceable by
the LCRA, the City and the United States of America.

SECTION THIRTEEN. In all contracts with private and public parties for
redevelopment of any portion of the Area, all Redevelopers shall agree:

(a) To use the property in accordance with the provisions of the Plan, and be
bound by the conditions and procedures set forth therein and in this Ordinance;

(b) That in undertaking construction under the agreement with the LCRA and the
Plan, bona fide Minority Business Enterprises ("MBE's") and Women's
Business Enterprises ("WBE's") will be solicited and fairly considered
for contracts, subcontracts and purchase orders;

(c) To be bound by the conditions and procedures regarding the utilization of
MBE's and WBE's established by the City;

(d) To adhere to the requirements of the Executive Order of the Mayor of the
City, dated July 24, 1997.

(e) To comply with the requirements of Ordinance No. 60275 of the City;

(f) To cooperate with those programs and methods supplied by the City with the
purpose of accomplishing, pursuant to this paragraph, minority and women
subcontractors and material supplier participation in the construction under
this Agreement. The Redeveloper will report semi-annually during the
construction period the results of its endeavors under this paragraph, to the
Office of the Mayor and the President of this Board; and

(g) That the language of this Section Thirteen shall be included in its general
construction contract and other construction contracts let directly by
Redeveloper.

The term MBE shall mean a sole proprietorship, partnership, corporation, profit
or non-profit organization owned, operated and controlled by minority group
members who have at least fifty-one percent (51%) ownership. The minority group
member(s) must have operational and management control, interest in capital and
earnings commensurate with their percentage of ownership. The term Minority
Group Member(s) shall mean persons legally residing in the United States who are
Black, Hispanic, Native American (American Indian, Eskimo, Aleut or Native
Hawaiian), Asian Pacific American (persons with origins from Japan, China, the
Philippines, Vietnam, Korea, Samoa, Guam, U.S. Trust Territory of the Pacific
Islands, Laos, Cambodia or Taiwan) or Asian Indian American (persons with
origins from India, Pakistan or Bangladesh). The term WBE shall mean a sole
proprietorship, partnership, corporation, profit or non-profit organization
owned, operated and controlled by a woman or women who have at least fifty-one
percent (51%) ownership. The woman or women must have operational and managerial
control, interest in capital and earnings commensurate with their percentage of
ownership.
The term "Redeveloper" as used in this Section shall include its
successors in interest and assigns.

SECTION FOURTEEN. The Redeveloper may seek ten (10) year real estate tax
abatement pursuant to Sections 99.700 - 99.715, Revised Statutes of Missouri,
2000, as amended, upon application as provided therein. Such real estate tax
abatement shall not include any Special Business District, Neighborhood
Improvement District, Commercial Improvement District, or any other similar
local taxing district created in accordance with Missouri law, whether now
existing or later created.

In lieu of the ten (10) year abatement outlined above, a Redeveloper which is an
urban redevelopment corporation formed pursuant to Chapter 353 of the Missouri
Statutes shall hereby be entitled to real property ad valorem tax abatement
which shall not include any Special Business District, Neighborhood Improvement
District, Commercial Improvement District or any other single local taxing
district created in accordance with Missouri law, whether now existing or later
created, for a total period of up to ten (10) years from the commencement of
such tax abatement, in accordance with the following provisions:

If property in the Area is sold by the LCRA to an urban redevelopment
corporation formed pursuant to Chapter 353 of the Missouri Statutes, or if any
such corporation shall own property within the Area, then for the first ten (10)
years after the date the redevelopment corporation shall acquire title to such
property, taxes on such property shall be based upon the assessment of land,
exclusive of any improvements thereon, during the calendar year preceding the
calendar year during which such corporation shall have acquired title to such
property. In addition to such taxes, any such corporation shall for the same ten
(10) year period make a payment in lieu of taxes to the Collector of Revenue of
the City of St. Louis in an amount based upon the assessment on the improvements
located on the property during the calendar year preceding the calendar year
during which such corporation shall have acquired title to such property. If
property shall be tax exempt because it is owned by the LCRA and leased to any
such corporation, then such corporation for the first ten (10) years of such
lease shall make payments in lieu of taxes to the Collector of Revenue of the
City in an amount based upon the assessment on the property, including land and
improvements, during the calendar year preceding the calendar year during which
such corporation shall lease such property.

All payments in lieu of taxes shall be a lien upon the property and, when paid
to the Collector of Revenue of the City shall be distributed as all other
property taxes. These partial tax relief and payment in lieu of taxes
provisions, during up to said ten (10) year period, shall inure to the benefit
of all successors in interest in the property of the redevelopment corporation,
so long as such successors shall continue to use such property as provided in
this Plan and in any contract with the LCRA. In no event shall such benefits
extend beyond ten (10) years after the redevelopment corporation shall have
acquired title to the property.

SECTION FIFTEEN. Any proposed modification which will substantially change the
Plan must be approved by the St. Louis Board of Aldermen in the same manner as
the Plan was first approved. Modifications which will substantially change the
Plan include, but are not necessarily limited to, modifications on the use of
eminent domain, to the length of tax abatement, to the boundaries of the Area,
or to other items which alter the nature or intent of the Plan. The Plan may be
otherwise modified (e.g. urban design regulations, development schedule) by the
LCRA, provided that such revisions shall be effective only upon the consent of
the Planning Commission of the City. Changes which are not substantial are those
that do not go to the crux of the Plan.

SECTION SIXTEEN. The sections of this Ordinance shall be severable. In the
event that any section of this Ordinance is found by a court of competent
jurisdiction to be invalid, the remaining sections of this Ordinance are valid,
unless the court finds the valid sections of the Ordinance are so essential and
inseparably connected with and dependent upon the void section that it cannot be
presumed that this Board would have enacted the valid sections without the void
ones, or unless the court finds that the valid sections standing alone are
incomplete and are incapable of being executed in accordance with the
legislative intent.

1. DELINEATION OF BOUNDARIES..................... 1
2. GENERAL CONDITION OF THE AREA................. 1
3. PRESENT LAND USE OF THE AREA.................. 1
4. PRESENT LAND USE AND DENSITY OF SURROUNDING
PROPERTIES.................................. 1
5. CURRENT ZONING................................ 2
6. FINDING OF BLIGHT............................. 2

The 2131 California Ave. Redevelopment Area ("Area")
encompasses approximately .08 acres in the Fox Park Neighborhood of the City
of St. Louis ("City") and is located on the west side of
California Ave. between Ann Ave. and Accomac St. .

The legal description of the Area is attached and labeled Attachment
"A". The boundaries of the Area are delineated on Exhibits
"B", "C" and "D" ("Project Area
Plan").

2. GENERAL CONDITION OF THE AREA

The Area comprises a portion of City Block 1355 The Area is in poor
condition. The parcel by parcel physical conditions within the Area are
shown on Exhibit "B" ("Project Area Plan-Existing Uses and
Conditions") and enumerated in Exhibit "F" "Blighting
Report".

Unemployment figures, computed by the Missouri Economic Research and
Information Center, Missouri Department of Economic Development, indicate a
10.1% unemployment rate for the City for the month of August, 2012. It is
estimated that this rate is applicable to residents of the neighborhoods
surrounding the Area.

There are currently no jobs within the Area.

3. PRESENT LAND USE OF THE AREA

Existing land uses within the Area include an unoccupied single-family
building.
.
The land uses within the Area, including the location of public and private
uses, streets and other rights-of-way, is shown on Exhibit "B".

4. PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES

The properties surrounding the Area are used primarily for residential
purposes. .

Residential density for the surrounding neighborhoods is approximately
14.6 persons per acre.

5. CURRENT ZONING

The Area is currently zoned "F" Neighborhood Commercial
District pursuant to the Zoning Code of the City, which is incorporated in
this Blighting Study and Redevelopment Plan ("Plan") by reference.

6. FINDING OF BLIGHT

The property within the Area is unoccupied and the Area is in the
conditions described in Exhibit "F". The existence of deteriorated
property constitutes an economic or social liability to the City and
presents a hazard to the health and well-being of its citizens. The
preponderance of properties in the Area has been determined to be blighted
within the meaning of Section 99.300-99.715 et seq. RSMo, as amended (the
"Land Clearance for Redevelopment Authority Law") as evidenced by
the Blighting Report attached hereto, labeled Exhibit "F" and
incorporated herein by this reference.

B. PROPOSED DEVELOPMENT AND REGULATIONS

1. DEVELOPMENT OBJECTIVES

The primary objectives of this Plan are to eliminate blight within the
Area and to facilitate the redevelopment of the Area into productive
residential uses.

2. PROPOSED LAND USE OF THE AREA

The proposed land uses for the Area are residential uses permitted in
zones designated "F" Neighborhood Commercial District by the City
of St. Louis Zoning Code. Redeveloper(s) authorized by the Land Clearance
for Redevelopment Authority of the City of St. Louis ("LCRA") to
redevelop property in the Area (hereafter referred to as "Redeveloper(s)")
shall be permitted to use the property within the Area for only the above
proposed uses.

Exhibit "C" (Proposed Land Use) shows the proposed uses for the
Area. The General Plan of the City which includes the "Strategic Land
Use Plan" (as amended 2011) designates it as a Neighborhood
Preservation Area (NPA).

3. PROPOSED ZONING

The proposed zoning for the Area is "F" Neighborhood Commercial
District. All land coverage and building intensities shall be governed
thereby.

4. RELATIONSHIP TO LOCAL OBJECTIVES

The proposed land uses, zoning, public facilities and utility plans are
appropriate and consistent with local objectives as defined by the General
Plan of the City which includes the "Strategic Land Use Plan" (as
amended 2011). Any specific proposal to the LCRA for redevelopment of the
Area or any portion of the Area shall contain, among other things, adequate
provisions for traffic, vehicular parking, safety from fire, adequate
provisions for light and air, sound design and arrangement, and improved
employment opportunities.

5. PROPOSED EMPLOYMENT FOR THE AREA

There are no new jobs expected to be created in this Area because of the
proposed redevelopment.

6. CIRCULATION

The Project Area Plan-Proposed Land Uses Plan (Exhibit "C")
indicates the proposed circulation system for the Area. The layouts, levels
and grades of all public rights-of-way may remain unchanged.

Rights-of-way changes will be subject to the review and approval of the
City Department of Streets, and all vacations of rights-of-way are subject
to approval by City ordinance.

7. BUILDING AND SITE REGULATIONS

The Area shall be subject to all applicable federal, state and local
laws, ordinances, regulations and codes, including but not limited to, the
City Building Code, Zoning District Regulations, and stipulations of the
Planning and Urban Design Agency ("PDA") of the City. The
population densities, land coverage, and building intensities of
redevelopment shall be governed by the Zoning Code. No changes in the
building codes or ordinances are required.

The Redeveloper(s) shall redevelop the Area in accordance with this Plan
and the Redevelopment Agreement (if any) ("Agreement"), and shall
maintain all structures, equipment, paved areas, and landscaped areas
controlled by the Redeveloper(s) in good and safe order both inside and
outside, structurally and otherwise, including necessary and proper
painting. Failure to meet these requirements may result in suspension of tax
abatement.

8. URBAN DESIGN

a. Urban Design Objectives

The property in the Area shall be redeveloped such that it is an
attractive residential asset to the surrounding neighborhood.

b. Urban Design Regulations

1.) Rehabilitation shall respect the original exterior of the
structures in the Area in terms of design and materials. Window and door
shapes and detailing shall be compatible with the original design

2.) New construction or alterations shall be positioned on the lot so
that any existing recurrent building masses and spaces along the street
are continued as well as the pattern of setback from the street.

3.) New Exterior Materials on facades of structures in the Area visible
from the street(s) shall be compatible in type and texture with the
dominant materials of adjacent buildings. Artificial masonry such as
"Permastone" is not permitted. A submission of all building
materials shall be required prior to building permit approval.

4.) Architectural Details on existing structures in the Area shall be
maintained in a similar size, detail and material. Where they are badly
deteriorated, similar details salvaged from other buildings may be
substituted. Both new and replacement window and doorframes shall be
limited to wood or color finished aluminum on the street facing facades,
including basement windows. Raw or unfinished aluminum and glass block are
not acceptable. Awnings of canvas only are acceptable.

5.) Roof Shapes that are employed in a predominance of existing
buildings in a block shall set the standard of compatibility for any
proposed new construction or alteration.

6,) Roof Materials shall be slate, tile, copper or asphalt shingles
where the roof is visible from the street. Brightly colored asphalt
shingles are not appropriate.

c. Landscaping

The Area shall be well-landscaped. Perimeter street trees of a minimum
caliper of 2-1/2 inches and generally 30-35 feet on center, depending upon
tree type, utilities, curb cuts, etc., shall be provided along all public
or private streets - preferably in tree lawns along the curb. If
necessary, sidewalks shall be notched to accommodate the trees.

Ornamental or shade trees should be provided in the front lawns along
with evergreen accent shrubs.

Existing, healthy trees shall be retained, if feasible.

d. Fencing

Fencing in the front yards shall be limited to ornamental metal with a
black matte finish. Fencing behind the building line and not facing a
street may be chain link with a black matte finish, or a good quality,
privacy fence provided it is not wood stockade style. Fencing facing a
side street shall be ornamental metal or a good quality board fence up to
six (6) feet in height provided landscaping is provided between the fence
and the sidewalk.

9. PARKING REGULATIONS

Parking shall be provided in accordance with the applicable zoning and
building code requirements of the City, including PDA standards. This will
provide adequate vehicular parking for the Area.

Where feasible, parking shall be limited to the rear of the property in
the Area off the alley, and at least one space shall be provided for each
residential unit. In addition, surface parking shall not extend beyond the
established building line. Surface parking along public streets shall be
buffered by a continuous evergreen hedge at least two and one-half (2 ½)
feet high on planting and maintained at three and one-half (3 ½) feet high
at maturity.

10. SIGN REGULATIONS

All new signs shall be limited as set out in the City Code, PDA
stipulations, this Plan and contracts between the LCRA and the Redeveloper.
All new signs shall be restricted to standard sale/lease signs.

11. BUILDING, CONDITIONAL USE AND SIGN PERMITS

No building, conditional use, or sign permits shall be issued by the City
without the prior written recommendation of the LCRA.

12. PUBLIC IMPROVEMENTS

No additional schools, parks, recreational and community facilities or
other public facilities will be required. Additional water, sewage or other
public utilities may be required depending on redevelopment. The cost of
such utility improvements will be borne by the Redeveloper.

If funds are available to the LCRA, it may provide public improvements
including, but not limited to, measures for the control of traffic,
improvements to street lighting, street trees, and any other improvements
which may further the objectives of this Plan.

When developed in accordance with this Plan, the Area will comprise a
coordinated, adjusted and harmonious development that promotes the health,
safety, morals, order, convenience, prosperity, general welfare, efficiency
and economy of the City.

C. PROPOSED SCHEDULE OF DEVELOPMENT

It is estimated that the implementation of this Plan will take place in a
single phase initiated within approximately one (1) year of approval of this
Plan by City ordinance and completed within approximately two (2) years of
approval of this Plan by City ordinance.

The LCRA may alter the above schedule as economic conditions warrant.

D. EXECUTION OF PROJECT

1. ADMINISTRATION AND FINANCING

The LCRA is empowered by Missouri law to administer redevelopment of all
types pursuant to this Plan and can do so to the extent and in the manner
prescribed by the Land Clearance for Redevelopment Authority Law.

All costs associated with the redevelopment of the Area will be borne by
the Redeveloper(s).

Implementation of this Plan may be financed by funds obtained from
private and/or public sources, including, without limitation, revenue bonds,
bank loans, and equity funds provided by the Redeveloper(s).

2. PROPERTY ACQUISITION

The Project Area Plan-Acquisition Map, Exhibit "D" attached,
identifies all the property located in the Area. The LCRA may not acquire
any property in the Area by the exercise of eminent domain.

3. PROPERTY DISPOSITION

If the LCRA acquires property in the Area, it may sell or lease the
property to Redeveloper(s) who shall agree to redevelop such property in
accordance with this Plan and the Agreement between such Redeveloper(s) and
the LCRA. Any property acquired by the LCRA and sold to Redeveloper(s) will
be sold at not less than its fair value, taking into account and giving
consideration to those factors enumerated in Section 99.450, RSMo. as
amended, for uses in accordance with this Plan.

4. RELOCATION ASSISTANCE

The property within the Area is currently unoccupied. If it should become
occupied, eligible occupants displaced as a result of the implementation of
this Plan shall be given relocation assistance in accordance with all
applicable federal, state and local laws, ordinances, regulations and
policies.

E. COOPERATION OF THE CITY

The City and its Board of Aldermen, by enacting an ordinance approving this
Plan, pledges the cooperation of the City to enable the project to be carried
out in a timely manner and in accordance with this Plan.

F. TAX ABATEMENT

Redeveloper(s) may seek ten (10) year real estate tax abatement pursuant to
Sections 99.700 - 99.715, RSMo, as amended, upon application as provided
therein. Such real estate tax abatement shall not include taxes collected for
any Special Business District, Neighborhood Improvement District, Commercial
Improvement District, or any other similar local taxing district created in
accordance with Missouri law, whether now existing or later created.

In lieu of the ten (10) year abatement outlined above, any Redeveloper(s)
which is an urban redevelopment corporation formed pursuant to Chapter 353 of
the Missouri Statutes shall hereby be entitled to real property ad valorem tax
abatement which shall not include taxes collected for any Special Business
District, Neighborhood Improvement District, Commercial Improvement District,
or any other single local taxing district created in accordance with Missouri
law, whether now existing or later created, for a total period of up to ten
(10) years from the commencement of such tax abatement, in accordance with the
following provisions of this Plan:

If property in the Area is sold by the LCRA to an urban redevelopment
corporation formed pursuant to Chapter 353 of the Missouri Statutes, or if
any such corporation shall own property within the Area, then for a period
of up to the first ten (10) years after the date the redevelopment
corporation shall acquire title to such property, taxes on such property
shall be based upon the assessment of land, exclusive of any improvements
thereon, during the calendar year prior to the calendar year during which
such urban redevelopment corporation shall have acquired title to such
property. In addition to such taxes, any such corporation shall for up to
the same ten (10) year period make a payment in lieu of taxes to the
Collector of Revenue of the City of St. Louis in an amount based upon the
assessment on the improvements located on the property during the calendar
year prior to the calendar year during which such urban redevelopment
corporation shall have acquired title to such property. In addition to such
taxes, any such corporation shall for such period of up to the ten (10)
years make a payment in lieu of taxes to the Collector of Revenue of the
City in an amount based upon the assessment on the improvements located on
the property during the calendar year prior to the calendar year during
which such corporation shall have acquired title to such property. If such
property shall be tax-exempt because it is owned by the LCRA and leased to
any such urban redevelopment corporation, then such corporation for a period
of up to the first ten (10) years of the lease shall make payment in lieu of
taxes to the Collector of Revenue of the City in an amount based upon the
assessment on the property, including land and improvements, during the
calendar year prior to the calendar year during which such corporation shall
lease such property.

All payments in lieu of taxes shall be a lien upon the real property and,
when paid to the Collector of Revenue of the City shall be distributed as all
other property taxes. These partial tax relief and payment in lieu of taxes
provisions, during up to said ten (10) year period, shall inure to the benefit
of all successors in interest in the property of the urban redevelopment
corporation, so long as such successors shall continue to use such property as
provided in this Plan and in any Agreement with the LCRA. In no event shall
such benefits extend beyond ten (10) years after any urban redevelopment
corporation shall have acquired title to the property.

G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND
REGULATIONS

1. LAND USE

A Redeveloper(s) shall not discriminate on the basis of race, color,
creed, national origin, marital status, sex, age, sexual orientation or
physical handicap in the lease, sale, rental or occupancy of any property,
or any improvements erected or to be erected in the Area, or any part
thereof.

2. CONSTRUCTION AND OPERATIONS

A Redeveloper (s) shall not discriminate on the basis of race, color,
creed, national origin, marital status, sex, age, sexual orientation or
physical handicap in the construction and operation of any project in the
Area and shall take such affirmative action as may be appropriate to afford
opportunities to everyone in all activities of the project, including
enforcement, contracting, operating and purchasing.

3. LAWS AND REGULATIONS

A Redeveloper (s) shall comply with all applicable federal, state and
local laws, ordinances, executive orders and regulations regarding
nondiscrimination and affirmative action, including the City Guidelines for
Minimum Utilization of Minority Enterprises, dated January 1, 1981 as may be
amended, and the "Equal Opportunity and Nondiscrimination
Guidelines" in Exhibit "E", attached.

4. ENFORCEMENT

All of the provisions of this Section G shall be incorporated in an
Agreement between the LCRA and a Redeveloper (s), which agreement shall be
recorded in the office of the Recorder of Deeds. The provisions of G (1) and
G (3) shall be covenants running with the land, without limitation as to
time, and the provisions of G (2) shall be for the duration of this Plan and
any extension thereof.

All of the provisions of Section G shall be enforceable against the
Redeveloper (s), its heirs, successors or assigns, by the LCRA, the City,
any state having jurisdiction or the United States of America.

H. MODIFICATIONS OF THIS PLAN

Any proposed modification which will substantially change this Plan shall
be approved by the St. Louis Board of Aldermen in the same manner as this Plan
was first approved. Modifications which will substantially change this Plan
include, but are not necessarily limited to, modifications on the use of
eminent domain, to the length of tax abatement, to the boundaries of the Area,
or other items which alter the nature or intent of this Plan.

This Plan may be otherwise modified (e.g. urban design regulations,
development schedule) by the LCRA, provided that such revisions shall be
effective only upon the consent of the PDA.

I. DURATION OF REGULATION AND CONTROLS

The regulation and controls set forth in this Plan shall be in full force
and effect for twenty-five years commencing with the effective date of
approval of this Plan by City ordinance, and for additional ten (10) year
periods unless before the commencement of any such ten (10) year period the
St. Louis Board of Aldermen shall terminate this Plan at the end of the term
then in effect, except as provided in Section G (4) of this Plan.

J. EXHIBITS

All attached exhibits are hereby incorporated by reference into this Plan
and made a part hereof.

K. SEVERABILITY

The elements of this Plan satisfy all requirements of state and local laws.
Should any provisions of this Plan be held invalid by a final determination of
a court of law, the remainder of the provisions hereof shall not be affected
thereby, and shall remain in full force and effect.

In any contract for work in connection with the redevelopment of any property
in the Area, the Redeveloper(s) (which term shall include Redeveloper(s), any
designees, successors and assigns thereof, any entity formed to implement the
project of which the Redeveloper(s) is affiliated), its contractors and
subcontractors shall comply with all federal, state and local laws, ordinances,
or regulations governing equal opportunity and nondiscrimination (Laws).
Moreover, the Redeveloper shall contractually require its contractors and
subcontractors to comply with such laws.

The Redeveloper(s) and its contractors will not contract or subcontract with
any party known to have been found in violation of any such Laws, ordinances,
regulations or these guidelines.

The Redeveloper(s) shall fully comply with Executive Order #28 dated July 24,
1997, as has been extended, relating to minority and women-owned business
participation in City contracts.

The Redeveloper(s) agrees for itself and its successors and assigns, that
there shall be covenants to ensure that there shall be no discrimination on the
part of the Redeveloper(s), its successors or assigns upon the basis of race,
color, creed, national origin, sex, marital status, age, sexual orientation or
physical handicap in the sale, lease, rental, use or occupancy of any property,
or any improvements erected or to be erected in the Area or any part thereof,
and those covenants shall run with the land and shall be enforceable by the LCRA,
the City, and the United States of America, as their interests may appear in the
project.

Redeveloper(s) shall fully comply (and ensure compliance by "anchor
tenants") with the provisions of St. Louis City Ordinance #60275 (First
Source Jobs Policy) which is codified at Chapter 3.90 of the Revised Ordinances
of the City of St. Louis.

EXHIBIT "F"

Blighting Report for the
2131 California Ave. Redevelopment Area

As outlined below, the Area suffers from a multitude of physical and economic
deficiencies including defective and inadequate streets, unsanitary or unsafe
conditions, deterioration or inadequate site improvements, improper subdivision
or absolute platting and conditions which endanger life or property by fire or
other curses.

As a result of these factors the preponderance of the property in the Area is
an economic liability for the City, its residents and the taxing districts that
depend upon it as a revenue source, as well as a sound, health safety liability.
It, therefore, qualifies as a "blighted area" as such time is defined
in Section 99.320(3) of the Missouri Revised Statute (2000) as amended.

The subject property has X has not a predominance of defective or inadequate
streets
If answer is yes, explain:

The subject property X has has not insanitary or unsafe conditions
If answer is yes, explain: The property requires installation of new floor
joists and sub-floor.

The subject property X has has not deterioration of site conditions
If answer is yes, explain: Mortar is missing.

The subject property has X has not improper subdivision or obsolete platting
If answer is yes, explain:

The subject property X has has not conditions which endanger life or property
by fire or other cause. If answer is yes, explain: The building's electrical
wiring must be replaced.

The subject property does X does not retard the provision of housing
accommodations
If answer is yes, explain:

The subject property X does does not constitute an economic liability
If answer is yes, explain: The building is deteriorated. It drags down the value
of surrounding properties and would take significant investment to bring up to
code.

The subject property does X does not constitute a social liability
If answer is yes, explain:

The subject property X is is not a menace to the public health, safety,
morals or welfare in its present condition and use. If answer is yes, explain:
The building is subject to fire with inadequate electrical wiring.

The subject property X is is not detrimental because of dilapidation,
deterioration, age or obsolescence. If answer is yes, explain: The building is
significantly deteriorated, with the deteriorated site conditions listed above.

The subject property is X is not detrimental because of lack of air
sanitation or open space. If answer is yes, explain:

The subject property is X is not detrimental because of high density of
population.
If answer is yes, explain:

The subject property is X is not detrimental because of overcrowding of
buildings, overcrowding of land. If answer is yes, explain:

The subject property has X has not a combination of factors that are
conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, and . If answer is yes, explain: